I am progressing with the sale of my ground floor flat in Bourne End and the EA has just text me to advise that the purchasers are changing their law firm. I am told that this is due to the fact that the lender will only deal with solicitors on their approved list. Why would a major lender only engage with certain lawyers rather the firm that they want to choose for their conveyancing in Bourne End ?
Banks have always had panels of law firms they are content to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Banks blame a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
My wife and I are buying a apartment in Bourne End. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to deposit our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My wife and I purchasing a victorian detached house in Bourne End. The intention is to carry out an extension to the side at the property.Will legal due diligence on the property involve enquiries to see if these alterations were previously refused?
Your solicitor should review the deeds as conveyancing in Bourne End will on occasion identify restrictions in the title deeds which prohibit certain works or require the consent of a 3rd party. Some works require local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
Can you help - my lawyer says that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Bourne End?
The right level of chancel indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I am selling our house in Bourne End and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Bourne End lawyer would know this is not the case. For the life of me I don't know why the purchasers used a web based conveyancing firm rather than a conveyancing solicitor in Bourne End. Having lived in Bourne End for three years we know of no issue. Do we contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I am looking for a leasehold apartment up to £305k and identified one round the corner in Bourne End I like with open areas and station nearby, however it only has 61 remaining years left on the lease. There is not much else in Bourne End suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease may be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
What makes your site different to other internet conveyancing brokers for conveyancing in Bourne End?
At this site secure a fixed fee quote via a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Bourne End. Unlike many estate agents and many comparison sites we do not charge firms a commission if you appoint them for your property ownership legalities in Bourne End
I've found a house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Bourne End. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Bourne End ?
Most houses in Bourne End are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Bourne End in which case you should be shopping around for a Bourne End conveyancing solicitor and check that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your conveyancer will report to you on the legal implications.
I acquired a garden flat in Bourne End, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Bourne End with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease expires on 21st October 2087
With just 62 years remaining on your lease we estimate the price of your lease extension to span between £17,100 and £19,800 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.